<ARTICLE> 5
<LEGEND>
The schedule contains summary financial information extracted from Century
Properties Fund XI and is qualified in its entirety by reference to such
financial statements.
</LEGEND>
<MULTIPLIER>   1
       
                                             
<PERIOD-TYPE>                                     6-MOS
<FISCAL-YEAR-END>                           DEC-31-1995
<PERIOD-START>                              JAN-01-1995
<PERIOD-END>                                JUN-30-1995
<CASH>                                        3,322,000
<SECURITIES>                                          0
<RECEIVABLES>                                    85,000 <F1>
<ALLOWANCES>                                          0
<INVENTORY>                                           0
<CURRENT-ASSETS>                                      0
<PP&E>                                        7,236,000
<DEPRECIATION>                              (2,194,000)
<TOTAL-ASSETS>                                8,563,000
<CURRENT-LIABILITIES>                                 0
<BONDS>                                       2,031,000
<COMMON>                                              0
<PREFERRED-MANDATORY>                                 0
<PREFERRED>                                           0
<OTHER-SE>                                    6,402,000
<TOTAL-LIABILITY-AND-EQUITY>                  8,563,000
<SALES>                                               0
<TOTAL-REVENUES>                              1,127,000
<CGS>                                                 0
<TOTAL-COSTS>                                   662,000
<OTHER-EXPENSES>                                      0
<LOSS-PROVISION>                                      0
<INTEREST-EXPENSE>                               96,000
<INCOME-PRETAX>                                 268,000
<INCOME-TAX>                                          0
<INCOME-CONTINUING>                             268,000
<DISCONTINUED>                                        0
<EXTRAORDINARY>                                       0
<CHANGES>                                             0
<NET-INCOME>                                    268,000
<EPS-PRIMARY>                                         9
<EPS-DILUTED>                                         9
<FN>
<F1> Receivables include $29,000 of other assets.
</FN>